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HomeMy WebLinkAbout1997 [08] Aug 04 Pursuant to due call and notice thereof, the Planning Commission for the City of St. . Joseph met in regular session on Monday, August 4, 1997 at 7:00 p.m. in the St. Joseph City Hall. - Members Present: Chair Hub Klein. Commissioners S. Kathleen Kalinowski, Marge Lesnick, Linda Sniezek, Dan Nierengarten, Kurt Schneider (arriving at 7:10 p.m.). Council Liaison Cory Ehlert. Deputy Clerk Judy Weyrens. Others Present: Mark Molus, Jackie Molus, Roger Steichen, Jim Krebsbach, Steve Dehler, Mike Deutz, Chad Carlson. Public HearinQ - Special Use Request. Mike Deutz: Chair Klein called the hearing to order at 7:05 p.m. The purpose of the hearing is to consider the issuance of a Special Use Permit. The permit is necessary to construct a car wash and office building in a General Business Zone. St. Joseph Code of Ordinances 52.20 subd 3[c] requires a Special Use Permit for drive-in services. The property is legally described as Lot 004 Block 012; Townsite of St. Joseph. N66' of Lots 4,5,6 all of Block 012. The request for special use has been submitted by Mike Deutz, PO Box 634, St. Joseph MN 56374. Mike Deutz spoke on his own behalf and presented revised site drawings. He stated that he is requesting a Special Use Permit to construct a touchless car wash 17' x 50' and an office building 33' x 50'. The office building would have two levels with the upstairs being used exclusively by St. Joseph Gas & Bait. The lower unit would be divided into two retail spaces for lease with approximately 800 square feet each. Deutz also stated that his plan meets the minimum parking requirements and provides for two additional spaces. The height of the office building will be 32 feet, meeting the maximum allowance of 35 feet. In an effort to control the noise in the car wash from the blower, Deutz stated that the building has been extended five (5) to seven (7) feet keeping the vehicles inside longer during the drying period. He has talked to the neighbors and they have expressed some concern as to the noise that will be created by the blower. Deutz stated that he is willing to work with the neighbors and Planning Commission to reduce the noise level. The site plan includes green space area along Birch Street West. The schedule for completion is early fall. The hours of operation are negotiable but Deutz requests to be open from 6:00 a.m. to 10:00 p.m. Nierengarten questioned what will happen to the house currently located on the lot. Deutz responded that the house will be moved out. Kalinowski questioned Deutz as to the building material for the proposed project. Deutz stated that he would like to match the new project to the existing St. Joe Gas & Bait August 4, 1997 Page 1 oflf I so that people can identify the business as one complex. The lower portion will be all block with the remaining building being a stick building. Adjacent property owner, Mark Molus, questioned how the snow removal will be handled. Deutz stated that the snow will be piled and hauled as time permits. If the snow becomes a problem, he will work with them to lessen the concern. Jackie Molus stated that the snow banks without this development become hazardous and does not wish the situation to become worse. Deutz stated that he will remove the snow, but at this point cannot determine where the snow will be hauled. Deutz reminded the Planning Commission that buildings in a General Business zone can be placed on the property line. He is placing a setback around his project to try and accommodate the neighbors. The property is currently zoned General Business and he wishes to develop the property as such under the guidance of the St. Joseph Code of Ordinances. Jim Krebsbach questioned what the City policy is regarding sidewalks and if in the future sidewalks wouJd be required along Birch Street West. The Commission responded that sidewalks are a Council issue, but at this time there are no plans to install sidewalk along the street.. Molus discussed the current drainage problems in the adjacent alley and if the City would consider improving the alley. Ehlert responded that the City has recently adopted a policy where alleys would be improved when they are adjacent to a street project, with cost participation of 80 percent property owner and 20 percent City. If the property owners wish to request the improvement without a City project, the cost share is increased to 90 percent property owner and 10 percent City. Ehlert stated that Brich Street is scheduled for improvement either in 1998 or 1999. The drainage issue can be addressed when the alley is improved. Dehler stated that there has been a policy change with regards to alley improvements and it was his understanding that once the City paved an alley, the City would permanently maintain it at the cost of the City. He understands that the residents can be continually charged for improvements. Weyrens stated that this issue was addressed when the East MN Street and 1995 Overlay projects were completed and the City discussed establishing a useful life for roads. Ehlert will bring this matter to the Council when appropriate.. The Commission discussed opening and closing times at which time Molus expressed concern at opening the car wash at 6:00 a.m.. Deutz stated that he would be willing to change the time to open at 7:00 a.m. When questioned about the number of cars using the Super America car wash between 6:00 a.m. - 7:00 a.m., Jim Krebsbach responded that they have very few car washes during that time. Schneider discussed that while the property is zoned General Business the non- conforming uses, such as Molus, have rights. It is the responsibility of the developer to get along with the neighbors. At the time of issuing a special use permit is the only time the City can impose restrictions on the development.. August 4, 1997 Page 2 of 4 Molus questioned that if the property is zoned correctly for the car wash, then why is a I special use required. Weyrens responded that the St. Joseph Code of Ordinances lists certain business types that are permitted in General Business, some of which require a special use permit. The Commission discussed alternatives to include: extending the building further to keep the cars inside the wash longer, limiting the time for the special use permit and reviewing in one year, issuing the special use permit with the understanding that it is non transferable, and limiting the hours of operation. Deutz expressed concern with regard to setting restrictions for the car wash without knowing what the noise impact will be. He has not investigated the type of blower unit that will be installed in the car wash. He again reiterated that he will work with the neighbors to reduce the noise level. However, he does not intend to keep experimenting with alternative noise barriers and stated that he is willing to remedy any problem only once. Schneider stated that the noise level will also depend on the weather. Ehlert stated that Deutzhas made it very clear that he is willing to work with the neighbors on both the snow removal and noise issues. In Ehlert's opinion, the Planning Commission is in a position where they have a positive work experience with Deutz and he is making a good faith effort to work with the neighbors. Dehler questioned if the layout could be reversed on the property moving the location of the blower. Deutz stated that in order to meet the stacking requirements of the Ordinance, the layout cannot be reversed. Ehlert questioned EDA Director Carlson as to his opinion on the proposed development. Carlson stated that he feels the proposed development is a good fit in the neighborhood with surrounding property uses and meets the requirements of the Ordinance. Kalinowski made a motion to recommend the City Council approve the Special Use Permit of Mike Deutz to allow the construction of a car wash and office building. The approval is based on the finding that the use meets all the zoning requirements of General Business and is consistent with St. Joseph Code of Ordinances 52.16 subd 2. guidelines for approving Special Use Permits. Further this Special Use Permit is non- transferable. If the property is sold, the new owner must make application for a Special Use Permit. The motion was seconded by Lesnick. Ayes: Klein, Kalinowski, Lesnick, Sniezek, Nierengarten, Schneider, Ehlert. Nays: None Motion Carried 6:0:0 The hearing was closed at 8:10 p.m. Land Use Moratorium: Sniezek stated that when she researched the moratorium, a member from the League of Minnesota Cities offered to make a presentation to the Commission. She is requesting the Commission invite the person to speak before them. August 4, 1997 Page 3 of 4 I The Commission discussed the moratorium areas and Canson updated the Commission on the future transportation and utility improvements in the Industrial Park and along County Road 133. The Railroad will not allow any additional crossings unless one is vacated. Therefore, the development of additional roads is extremely difficult. The Commission also discussed the study being conducted on light rail from St. Cloud to St. John's. Ehlert stated the City needs to send a letter to Burlington Northern -requesting them to not sell any additional Railroad property. The County has been working on securing funding for the Lake Woebegan Trail and light rail would end any possibility of the trail extension. The Commission discussed the Development Review Application received on July 22, 1997 for the construction of a retail warehouse facility on the former Krebsbach Bulk Tank site. The application was received before the moratorium became effective. However, the developer is willing to waive the 60 day action requirement if needed. The Commission discussed the intent of General Business and Industrial and agreed the proposed use fits under the current intent of Industrial Development. Therefore, the property owner should proceed with the necessary hearing using the Industrial zoning requirements. Further the Commission agreed to review the intent of each zoning district and update as necessary. The Commission discussed the procedure for reviewing the moratorium areas and adopted the following schedule: August 19, 1997 - Planning Commission meeting with representative from the League of Minnesota Cities. August 27, 1997 - Planning Commission meeting with property owners affected by the moratorium. September 8, 1997 - Regular Planning Commission meeting, further discussion on moratorium area. September 16,1997 - Special Planning Commission meeting to conduct rezoning hearing and make recommendation to the City Council. The Commission requested Carlson to have his recommendations to the Planning Commission no later than August 19, 1997. Minutes - July 7. 1997: Lesnick made a motion to approve the minutes of the July 7, 1997 meeting as presented; seconded by Kalinowski. Ayes: Klein, Kalinowski, Sniezek, Lesnick, Nierengarten, Schneider, Ehlert. Nays: None. Motion Carried 6:0:0 Adiourn: Sniezek made a motion to adjourn at 9:10 p.m.; seconded by Ehlert. Ayes: Klein, Kalinowski, Sniezek, lesnick, Nierengarten, Schneider, Ehlert. Nays: None. Motion Carried 6:0:0 ~;J J dy eyrens~ puty Clerk August 4, 1997 Page4of4